Proposal:

Construction of a part-four and part-nine storey building comprising 32 x Class C3 residential dwellings, hard and soft landscaping works, security enhancements, and the re-opening of an existing under croft parking structure.

Recommendation:

Grant planning permission, subject to conditions and subject to a legal agreement

Update report was tabled.

Jerry Bell introduced the application for the construction of a part-four and part-nine storey building comprising 32 x Class C3 residential dwellings, hard and soft landscaping works, security enhancements, and the re-opening of an existing under croft parking structure.

Sally Fraser (Planning Services) introduced the report, describing the site location and views from the surrounding area. Public consultation had been carried out, resulting in the receipt of 27 objections  including a survey of residents opinion. A summary of the responses was noted.

The following issues were noted:

•         In land use terms, the scheme will deliver 100% affordable housing with 50% of the units to be offered at the London Affordable rent and the remaining 50% at the Tower Hamlets Living rent. 

•         The scheme would deliver a broadly compliant housing tenue mix, with a minor deviation in policy.

•         The housing would be of a high quality.

•         There would be wheelchair accessible units and 3 disabled parking bays.

•         In terms of the design, the 9 storey element would mark the corner of site. It had been through various iterations and the height had been reduced. It was considered that the development would fit well into the area with a strong architectural approach and robust material palette.

•         In terms of the landscaping, the quantum of communal amenity space exceeded policy requirements. The proposed site wide landscaping works would enhance and expand upon the existing provision, for the benefit of existing and future residents

•         The plans sought to provide a generous level of child space which was policy compliant in relation to new units.

•         The application proposed changes to parking arrangements, including the relocation of parking spaces and revised on site serving arrangements, accessed off Yorkshire Road, which were supported.

•         Details of the site wide security enhancements would be secured by condition. There would be no gates to the community garden.

•         The impacts on neighbouring amenity had been carefully tested. It was considered that there would be no noticeable impacts to properties in terms of daylight, sunlight, overshadowing, outlook or enclosure.

•         The public benefits of the scheme were noted.

Officers were recommending that the application was granted planning permission.

The Chair invited the registered speakers to address the Committee.

Ian Campbell, spoke in objection the scheme. He expressed concerns about the following issues:

•         That the drawings were out of date on the Council’s planning portal. They had been changed very recently with the loss of security features, visitor space and changes to the community food garden.

•         Overdevelopment of the area and reduction in amenity space

•         Size and height of the development.

•         Fire access issues

•         Increased noise.

•         The plans should be deferred to allow further consideration to be given to the issues.

Simon Thorpe spoke in support of the application. He provided assurances about the stakeholder consultation. The feedback had informed the design of the proposal.  He emphasised the merits of the scheme which included - the provision of affordable housing, estate improvements, new security features,  improved access to the canal as well as the landscaping and child play space.

The proposal had been evaluated by Officers and the sunlight/daylight impacts were found to be acceptable.  There would be conditions to mitigate any impacts. He also underlined the developer’s commitment to carrying out ongoing consultation to keep everyone informed.

With the permission of the Chair, Council Sirajul Islam spoke in support of the application. He advised that the development would contribute to the Council’s housing targets. A percentage of the Housing would be let in accordance with the local lettings policy. He also highlighted a number of merits of the scheme and provided assurances regarding the mitigation measures.

Questions to Officers

The Committee asked questions about the removal of the gates from the plans to the community food gardens. It was confirmed that:

•         The gates were originally proposed to restrict access to the inner parts of the site, and after discussions it was decided that the gates should be removed. Officers were of the view that other measures should be used instead in line with Council policy.  There were many elements of the design that  would enhance security. Conditions would be imposed to ensure that details of the landscaping were submitted and to ensure they were secure by design.

•         It was also noted that the Management Plan could be amended to enable all residents to have freely available access to the food garden whilst preventing ASB.

•         In response to further questions, Officers showed images of the layout of the scheme, including the food garden. This confirmed that the layout as proposed lacked a fence line.

•         It was also noted that the food garden would remain in the existing location however with revised access arrangements, to allow residents to have free access to the gardens and the canal side garden.

•         Access at present could only be secured currently through applying to the TRA.

Regarding the CCTV and linking this to the Borough system, it was noted that the conditions could be amended to ensure this.

Regarding the refuse arrangements for Anglia House, it was noted that it would remain as existing.

In response to questions about the changes to the plans, it was noted that the Council carried out consultation on material changes to the proposals. Only two non material changes to the plans had been made around the removal of gates to the garden and changes to the servicing arrangements.

Questions to objector,

In response to questions, Mr Campbell expressed concerns about the proposed relocation of the refuse area, given the additional walking distance for residents, particularly elderly residents. He also stressed the need for the gate to the food gardens prevent ASB, and the current arrangements to allow residents access. The garden was available to all, but was protected by a security gate, which could be accessed via the TRA.

Questions to applicant.

Mr Thorpe provided assurances about the plans to ensure the scheme was secure by design, and the provision of CCTV. The applicant was willing to ensure that this was connected to the Borough network. He also commented on the plans to allow free access to the reorganised food garden and the canal side amenity space.

In view of the issues raised, Councillor Dipa Das moved and Councillor John Pierce seconded a proposal that the consideration of the application be deferred for a Committee site visit.

On a vote of 3 in favour and 2 against the Committee RESOLVED:

1.       That the application at  Brunton Wharf Estate,  Salmon Lane, London,  E14 be deferred for a Committee site visit.